New Hampshire Fix and Flip Loan

Last Updated: April 13, 2025

Welcome to OfferMarket’s Fix and Flip Loan Program, created to serve real estate investors throughout the state of New Hampshire. Whether you’re planning to upgrade an older property in Manchester, revitalize a small multi-unit in Nashua, or pursue flips in one of the peaceful communities nestled in the White Mountains region, we have a flexible financing solution that can empower your investment strategy.

Keep reading for a full breakdown of how our loan program functions, why New Hampshire offers a great climate for fix-and-flip projects, and how you can seize the state’s exciting real estate opportunities.

Why a Fix and Flip Loan in New Hampshire is a Smart Investment

New Hampshire’s real estate market presents diverse possibilities for house flippers. From the faster-paced urban centers like Manchester and Nashua to charming small towns scattered across the state, there’s a broad spectrum of property types available—classic single-family homes, multi-unit buildings that cater to renters, cozy condos near downtown business hubs, and rural fixer-uppers in scenic communities. Demand in many parts of the state remains consistently strong, thanks to reliable employment, competitive median incomes, and the added appeal of no general sales tax or personal income tax at the state level.

1. Stable Demand: New Hampshire often attracts buyers from neighboring states looking for a pleasant lifestyle in a region known for outdoor recreation, lower crime rates, and historic charm. This consistent demand makes for a dynamic flipping environment where a well-renovated property can command attention.

2. Healthy Appreciation: Even though New Hampshire may appear less flashy than some bigger markets, properties tend to appreciate at a moderate yet steady pace. This helps mitigate risk by providing investors with fairly predictable returns, especially if they time their listing and sale strategically.

3. Diverse Landscape: If you’d prefer to flip vacation homes, you can do so near the Lakes Region or White Mountains; if you’re more interested in the commuter belt, places like Derry, Salem, or Londonderry might be prime candidates. The options are truly wide-ranging, letting you develop a portfolio that suits your risk tolerance, renovation style, and capital reserves.

4. Investor-Friendly Financing: OfferMarket’s Fix and Flip Loan specifically caters to the range of New Hampshire’s property types and price points. We’re here to help you navigate local nuances—from older building styles with unique updates needed, to modern suburban properties requiring only minimal cosmetic refreshes.

Whether you’re a first-timer eager to learn or a seasoned rehabber looking to expand your foothold in the state, leveraging a fix-and-flip loan is a strategic approach. Our loan structure is set up to maximize your project’s potential and minimize your out-of-pocket expenses, giving you more freedom to acquire and transform undervalued or distressed properties.

What You Get with OfferMarket’s Fix and Flip Loan in New Hampshire

Below is an in-depth view of our loan parameters, eligibility requirements, and the distinct advantages you gain by partnering with OfferMarket.

1. Loan Amount Details

• Minimum Loan Amount: $25,000
  Perfect for small, budget-friendly projects where you might just need a modest cosmetic overhaul or quick value-add improvements.

• Maximum Loan Amount: $2,000,000
  Designed for large-scale flips, such as major construction or gut-rehab jobs. However, when borrowing beyond $1M, we require verified experience (3 or more completed projects) and convincing comparable sales (comps) to ensure project viability.

• How It Works
  We base the loan size on three primary factors: the purchase price, the overall renovation budget, and the anticipated After Repair Value (ARV). By analyzing these numbers in tandem, we aim to provide enough capital so you can transform your New Hampshire investment property without running short.

2. After Repair Value (ARV) Requirements

• Minimum ARV: $100,000
  This threshold helps keep projects viable, ensuring the renovated property has enough market value to absorb costs and yield profit.

• Maximum Loan-to-ARV (LTARV): Up to 75%
  We adjust this ratio based on your experience and the complexity of the renovation. If you’re just beginning or your rehab scope is on the lighter side, the LTARV might be around 70%. More established investors with a proven track record can secure up to 75% for moderate rehabs.

• Valuation
  Reliable property valuation plays a key role in underwriting decisions. We may rely on a certified appraisal (e.g., a 1004 + 1007 for single-family homes) or an in-house review of property comps. Factors like the property’s neighborhood, local market trends, and potential demand in that particular part of New Hampshire will all influence the ARV we calculate.

3. Funding Breakdown

• Initial Advance: Up to 90% of the purchase price for experienced investors. Entry-level flippers generally qualify for 80%. We also factor in credit scores; a lower score could result in a lower percentage, whereas being a licensed contractor may boost the initial advance by 10%.

• Construction Holdback: Up to 100% of your renovation budget is available on a holdback basis. This means the funds for labor and materials are set aside and disbursed through self-service app-based draw requests. Our streamlined approach ensures swift turnaround—often as fast as 0-2 days—so your work doesn’t stall.

• Down Payment: We require a minimum of $10,000 for properties priced under $100K. This stipulation ensures you have a personal stake in the success of the project.

• Draws: There’s no minimum or maximum number of times you can request draws. If you need to purchase materials in bulk, we can release 50% of those costs once they are delivered, even if they haven’t been installed. This offers flexibility as you balance the property’s staging, labor schedules, and supply chain logistics.

4. Interest Rates and Fees

• Interest Rate: Our rates mirror current market conditions. You’re encouraged to contact us directly for the most accurate and up-to-date numbers.

• Origination Fee: Typically ranges between 1.5 and 2 points, with a $2,000 minimum. For instance, if you borrow $100,000 and the origination fee is set at 2 points, that translates to a $2,000 charge at closing.

• Other Fees: Expect to pay $270 per draw, $30 per wire transfer, and cover your own appraisal. It’s best to include these in your project budget from the outset to avoid surprises.

• Interest Accrual: If your total loan size is under $100K, interest will accrue on the entire loan amount. For loans over $100K, you only accrue interest on the amounts that have been drawn. This structure is more cost-effective because you aren’t paying interest on money you haven’t yet used.

5. Loan Term

• Duration: Standard term is 12 months. Extended options ranging from 18 to 24 months might be offered for more extensive renovations or circumstances where the property type or local market conditions require a longer timeline.

• Extensions: You may extend your loan by up to half of the original term. For a 12-month loan, that means you can request an additional 6 months. The cost is typically 1% of the loan amount for a 3-month extension or 2.5% if you need 6 months.

6. Repayment Structure

• Payments: You’ll only be responsible for interest payments until the final balloon payment comes due. This approach helps you maintain steady cash flow during the renovation and marketing period.

• Prepayment Penalty: We don’t impose a prepayment penalty. If you finish renovations and sell or refinance earlier than planned, you can settle the remaining balance without incurring extra fees.

• Recourse: The loan is fully recourse. At least 51% of your LLC or Corporation must back the loan for purchase deals (100% for refinances). This personal involvement ensures all parties are invested in achieving a profitable result.

7. Exit Strategy Requirements

• Sale: We generally look for at least a 30% return on investment (ROI) along with $15,000 in profit upon closing. This ensures your margins are robust enough to handle contingencies like unexpected repair costs, a slow market, or negotiating with buyers.

• Refinance: Should you choose to hold the property as a rental, we require a 1.1 debt service coverage ratio (DSCR) once the rehab is finished.

• Flexibility: New Hampshire’s market can shift, sometimes favoring quick flips, other times making rentals a compelling long-term option. By approving dual exit paths (selling or refinancing), we give you the ability to adapt your strategy to whichever approach proves more lucrative.

8. Eligibility Criteria

• Experience: Not strictly required. If this is your first flip, you’ll typically begin at Tier 1, which offers an 80% initial advance. With more completed projects under your belt, you can ascend to Tier 5 and tap into a 90% advance rate.

• Credit Score: A minimum FICO of 680 is generally needed, though exceptions might be available between 660 and 679. Stronger credit translates to more favorable terms and fewer underwriting concessions.

• Borrowing Entity: An LLC or Corporation is mandatory for these loans. This structure helps shield your personal finances and gives the process a professional footing.

• Cash Reserves: You should have enough liquid assets to cover your portion of closing expenses plus 25% of your budgeted rehab costs. These funds can reside in personal checking, brokerage accounts, or even retirement plans if they meet liquidity thresholds.

9. Project and Property Requirements

• Eligible Properties: We finance 1-4 unit residential properties, provided each unit meets square footage thresholds (≥700 sq ft for single-family homes, ≥500 sq ft per unit for multi-family). Townhomes, condos (≥500 sq ft), and Planned Unit Developments (PUDs) are also permissible, as long as they fit the underwriting guidelines.

• Maximum Acreage: We cap at 5 acres. New Hampshire boasts rural spaces, but we limit the land size to control risk and keep property usage straightforward.

• Rehab Scope: Whether you’re doing a fast cosmetic facelift or a comprehensive structural overhaul, we have options. Beginners, however, may be restricted to light or moderate rehabs until they prove consistent success.

• Location: Our program serves New Hampshire, excluding the states of AK, AZ, HI, MN, ND, NV, OR, SD, UT, and VT. Particularly rural New Hampshire locales might trigger a 20% reduction in your advance and require 3+ years of flipping experience.

10. Risk and Approval Process

• Underwriting: Each loan is carefully reviewed, taking into account ARV calculations, your rehab plan, your track record, and local factors such as recent sales comps in your area of New Hampshire.

• Valuation: We use a mix of professional appraisal reports and/or in-house market analysis. The final numbers reflect multiple data points, like condition, neighborhood desirability, local median sale prices, and any unusual property features.

• Approval Timeline: You can typically expect draw requests to be handled within a couple of days (0-2 days). For the initial funding, timing depends on how swiftly you supply the requested documentation. Our process is designed to be prompt, ensuring you can close on your target property without undue holdups.

• Default Rate: Our consistent track record shows a default rate below 0.5%. We develop loan terms that align with your success, fostering a mutually beneficial relationship.

11. Support and Flexibility

• Guidance: As both a financing partner and risk manager, we offer digital tools—like rehab calculators—to refine your scope of work and estimate potential returns accurately.

• Rehab Oversight: Our self-serve draw inspection system allows you to maintain control of your renovation schedule. You decide when to request draws, ensuring the pace matches your plan.

• Advanced Draws: Depending on your track record and the project’s status, we may provide advanced draws to keep momentum. The priority is maintaining a steady workflow.

12. Transparency and Fine Print

• Sample Costs: Let’s say you’ve found a property in suburban New Hampshire listed at $150,000. Possible expenses might include:

  • Origination Fee (2 points): $2,000

  • Draw Fee: $270 per draw

  • Wire Fee: $30 per transaction

  • Rehab Costs: Potentially up to 100% coverage, subject to your qualifications

• Hidden Costs: All charges such as draw fees, wire fees, extension fees, and appraisal payments are disclosed well in advance. We believe in clarity at every stage to help you estimate net profit accurately.

• Rural/Complex Terms: If your property is located in a rural New Hampshire area or your rehab plan is especially large (exceeding 100% of the purchase cost), we might adjust terms to mitigate risk—usually capping at 70% LTARV or 85-90% Loan-to-Full-Cost (LTFC).

How You Can Profit from New Hampshire Real Estate

To illustrate how the OfferMarket Fix and Flip Loan can accelerate your earnings, let’s examine a hypothetical investment scenario in Manchester, New Hampshire:

• Purchase Price: $195,000

• Rehab Budget: $50,000

• After Repair Value (ARV): $290,000

With a maximum 75% loan-to-ARV ratio, you could qualify for up to $217,500 in total financing. Here’s a closer look at how those funds might be allocated:

After renovating, suppose you list the property for $290,000. Once you secure a buyer, you’ll repay the loan out of the proceeds and keep your net profit after subtracting rehab costs, loan fees, holding expenses, and closing charges. If you manage the project effectively, there can be a substantial margin for profit. Indeed, the combination of smart rehab decisions, a robust local market, and prudent financing can set you up for a compelling return.

Why Choose OfferMarket for Your Fix and Flip Loan in New Hampshire?

With so many lending options out there, it’s essential to align with a partner who both understands your local market and is invested in your success. Here are the key benefits of teaming up with OfferMarket:

1. Competitive Terms: Our loans provide up to 90% funding on fix-and-flip deals, giving you significant leverage to focus on rehabbing and maximizing your property’s potential value.

2. Flexible Repayment: Our interest-only structure and zero prepayment penalty allow you to sell or refinance at your own pace, minimizing stress as you wrap up the renovation phase.

3. Fast Approval and Draws: We pride ourselves on an efficient underwriting process that won’t slow you down. Once approved, you’ll find our draw system straightforward: typically 0-2 days for each request.

4. Expert Assistance: Because we’re dedicated to real estate investment financing, we can offer tips, feedback, and guidance—whether you’re curious about the best upgrades for a starter home in Manchester or you’re exploring a multi-family flip near the University of New Hampshire campus.

5. Transparent Costs: We prioritize honesty in all dealings. Every fee, from draw inspections to wire transfers, is spelled out early, ensuring that your budget remains accurate and free of hidden expenses.

6. Proven Reliability: Our default rate stands below 0.5%. We design loans intended for success, effectively partnering with you to turn underperforming properties into profitable assets.

7. Adaptive Exit Strategies: Market conditions can evolve, and your plan may need to adjust from flipping to renting. Our dual exit strategy model lets you comfortably adapt, keeping more doors open as you move forward.

8. Wide Range of Projects: From a cozy condo in Portsmouth to a single-family colonial with “good bones” in Concord, we fund an extensive variety of property sizes and styles—helping you explore and diversify in New Hampshire’s real estate market.

New Hampshire Fix and Flip Loan: Documentation Requirements

To facilitate a prompt and smooth review process, we have specific document requests for purchase and refinance transactions. These help confirm that both you and the property qualify under our guidelines. Below is a thorough breakdown of the needed items.

Purchase Transaction Requirements

For acquisitions of New Hampshire properties, please provide the following:

Refinance Transaction Requirements

When refinancing an existing property in New Hampshire, the documentation mirrors the purchase list but with a few distinctions:

Special Requirements for Loans Over $1M

For bigger projects valued above $1,000,000 (up to $2,000,000), we conduct more intensive due diligence:

Get an Instant Fix and Flip Loan Quote in New Hampshire

With its scenic vistas, stable economy, and diverse housing markets, New Hampshire has much to offer savvy flippers. If you’re ready to dive into your next project—be it a modest rehab or an ambitious overhaul—OfferMarket is here to streamline the financing process and arm you with the resources to thrive. We make it easy to obtain a quick quote, helping you gauge affordability, compare scenarios, and plan your profit margins accurately.

1. Submit Basic Info: Share essential details about yourself (or your LLC), the property, and your projected renovation budget.

2. Receive a Tailored Offer: We’ll get back to you with a customized loan quote that aligns with your qualifications and the property’s scope.

3. Secure the Property: Quickly lock in your loan terms, finalize your purchase or refinance, and confidently embark on turning the property into a market-ready gem.

Unlock your potential in New Hampshire’s fix-and-flip market by choosing OfferMarket. Our transparent lending parameters, swift draws, competitive interest terms, and professional support combine to lay the groundwork for a profitable real estate venture. Get in touch today, and let’s see how we can help you transform undervalued homes into lucrative assets throughout the Granite State!

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